Council gives green light for Countryside Drive development

As Monte Vista Crossings begins construction on the Phase II expansion project, a new 107-unit housing subdivision is also set to be located just across the street at the corner Countryside Drive and Tuolumne Road after receiving approval by the City Council on Tuesday.

The Monte Verde subdivision by Florsheim Homes will consume approximately 17.84 acres in the city’s North West Triangle Specific Plan area, bringing 107 single family residential homes in lots ranging from 4,500 to 12,170 square feet. Featuring four different floor plans – Traditional, Cottage, and two different Bungalow plans – the single and two-story houses are set to range in size from 1,500 to 2,220 square feet, with an overall density of six houses per acre.

After being approved by the Planning Commission during its March 6 meeting, city staff reported to the Council that they had received one letter in support of the new subdivision from a nearby resident in addition to one email from a resident expressing concern regarding increased traffic in the area, specifically at the Tuolumne Road and Tully intersection. The city also received a letter from Cal-Trans requesting the city conduct a study on the traffic impacts to the Monte Vista Avenue interchange.

According to city staff, both the Northwest Triangle Specific Plan and the City of Turlock General Plan analyzed the possible traffic impacts of residential uses at the subject site, finding that such projects would not exceed the traffic counts considered as part of the master plan.

As part of the Conditions of Approval, Florsheim Homes will be required to provide full improvements along all interior streets, the installation of a sound wall with adjacent landscaping, and modifying the sidewalk along Countryside Drive and West Tuolumne Road. Additionally, to meet the city’s goals of ensuring that “all new growth pays for itself,” the city will collect Capital Facility Fees to mitigate any impacts the development would have on the area, while also alleviating impacts on police, fire and public maintenance operations.